Decatur Property Management

Our goal is to maximize your return on investment.

Our Decatur property management company has been in business since January of 1985, almost 30 years! Our experience enables us to make recommendations to you, which help assure that your property continues to grow in value.

Our expertise will help improve your net cash flow.

We are members of the National Association of Residential Property Managers® which has awarded us the prestigious Certified Residential Management Company® designation. We teach, and participate in, industry specific continuing education courses.

Our experience and expertise will help to avoid making costly errors, and our excellent service will help to minimize the cost of any problems that could not be avoided. I urge you to review the reference letters received from our former clients and residents to find out for yourself the level of service that you can expect from Excalibur.

Need help procuring a tenant?

Ask about our Lease Only* service!

Lease Only* means that we will:

Advertise the property for rent

Take calls from prospective tenants

Show the property by appointment

Accept applications from prospects

Perform a detailed background check

Prepare the lease documents and addenda

Perform the Move In inspection with your new tenant

Collect the security deposit and 1st month's rent

Forward the lease, move in inspection, and security deposit to you

*Note with Lease Only service, you would pay for any direct advertising costs that relate specifically to your property.

Already have a tenant?

Ask about our Manage Only option!

Manage Only means that you will take care of all of the "Lease Only" tasks, or the property is already rented, and you want us to start collecting the rent, coordinating repairs, and all of the other tasks associated with managing the tenancy. We will not be paid a procurement fee. We will just collect our management fee based on the amount of income we collect for you.

Looking for full service Leasing and Management?

Well look no further!

Full Service Leasing and Management includes all of the services described in the "Lease Only" list, along with the following benefits and options:

Affordable "Performance Based" Fee Structure

We offer different fee structures from which you can choose with management fees as low as 6%. Our fees are based on performance. The more income we generate for you the better we are compensated. If you are not getting paid then we are not getting paid either.

Direct Deposit/Automatic Debiting

At your option we can send your net rental income by check or "direct deposit" it into your bank account. Tenant's can also make payments electronically and automatically.

Professional Decatur Property Managers

We want to make the "management" experience painless. Your property manager is your personal service representative to coordinate all of the information about your property. These experienced professionals make recommendations to you on how to best handle any situation that develops. While the manager's job often requires them to be out of the office, each manager’s phone number will forward calls to their cell phones. Plus the managers are backed up by the administrative support staff in our central office in addition to a staff or Market Specialists that help us rent properties quickly at the best possible price. If you have a question related to your property, whether related to bookkeeping, maintenance, leasing, or anything else, just contact your property manager, or their assistant, and they will take care of it.

If your property manager makes a mistake that costs you a lot of money, does that manager have the capability of reimbursing you? The court may give you a "judgment" against your manager but what would keep the manager from declaring bankruptcy to avoid paying the claim? Most of our competitors do not carry Errors & Omissions insurance. Our insurance policy offers up to $2,000,000.00 of protection.

Every person that performs work on a property managed by Excalibur is required to be covered by worker's compensation insurance. In this way if someone were to get injured on the property it doesn't become a "liability" claim subject to "pain & suffering" and so many other issues which can become costly.

Detailed background checks on Applicants

We get a copy of their credit report with their credit scores, we check for eviction filings against the applicant, we verify their landlord and employment references, and confirm that they are not listed as a registered sex offender. A more detailed description of our background screening process is available under our FAQ - How do you check the applicant's credit/reference history?

Available 24 Hours to handle emergencies

Excalibur's property managers and maintenance contractors are on an "on-call" rotation to respond to emergencies 24 hours a day.

Full Service Office open Monday - Friday

Our office is staffed from 8 AM to 6 PM Monday thru Friday which makes it easy for you or your tenant to reach a live person for assistance. Plus many tasks and requests can be handled thru our web site and by email both of which are available 24/7.

Detailed Monthly Reporting & Annual Summaries

We provide a detailed accounting of all income and expenses monthly. We also provide a yearend summary with your Form 1099 to help with your tax return. We can print and mail your statements or we can email it to you, at your option.

Effective Marketing and Leasing Program

Our Marketing Director supervises a staff of Market Specialists which specialize in promoting properties currently available for rent to better coordinate all advertising and showing efforts. This includes extensive promotion on several national web sites plus our own web site with property descriptions and digital photos. We can also use newspaper advertising, as necessary (newspaper advertising is generally not an effective way to market your house any longer).

We have several leasing agents which make it possible to show your property at almost any time. The internet enables prospective tenants to find out all about your property, including directions to drive by, 24 hours a day. They can choose to have an agent call to set up a showing appointment and the agent on call is paged by the system.

Maintenance

We maintain relationships with several contractors that provide us with priority handling and often charge us at discounted rates due to the amount of business we represent. This enables us to get repair work done more quickly from vendors that will stand behind their work. We also own Excalibur Property Services which offers you the peace of mind knowing that Excalibur will stand behind any work we perform.

What are you waiting for?

Request More Information

We want to answer all of your questions promptly and completely. We have a package of information which can be sent to you in a matter of moments. It includes several items including our management agreement, and a copy of the lease form we use.

Just click here to provide us with an email address.
The package will be emailed to you immediately.